How a Dutch renovation quote works, and how to tell a good one from a bad one

A Dutch renovation quote is called an offerte, and comparing three of them is harder than it looks. They are rarely built the same way, the cheapest is often the one with the most left out, and the word you need to watch for is meerwerk.

This guide explains what belongs in a good offerte, what the key terms mean, and which warning signs tell you the final bill will be higher than the number on the front page.

The terms you need

Dutch term	What it means	Why it matters
Offerte	The quote itself	Should be itemised, not a single figure
Meerwerk	Additional work beyond the agreed scope	Should only arise by your choice or a hidden defect
Minderwerk	Work removed from the scope	You should be credited for it
Stelpost	A provisional sum for an item not yet chosen	Fine in principle, dangerous if there are many
Oplevering	Handover and final inspection	The point at which you accept the work
Vaste prijs	Fixed price for the described work	What you want, where the scope is clear
Regie	Work charged by hours and materials	Open-ended; only sensible for unclear scope

What a good offerte contains

• A description of the work per item, not one lump sum.
• A clear statement of what is excluded. This is as important as what is included.
• A start date and a completion date, not just a duration in weeks.
• Demolition, waste removal and making good after installation work, explicitly named.
• How meerwerk is agreed: in writing, priced, and approved before it is carried out.
• What warranty applies and for how long, per element.
• Payment terms tied to progress rather than one large amount up front.

Warning signs

A quote that is noticeably cheaper than the others is rarely a gift. Usually something has been left out, and it reappears later as meerwerk. Look for these:

• Items described as "in overleg" or "nader te bepalen" instead of a price.
• No list of exclusions at all.
• Many stelposten, which means much of the price is not actually fixed.
• Demolition and waste removal missing, although the work clearly requires them.
• No mention of making good after electrical or plumbing work.
• A large payment due before work starts.

How much reserve to keep

Even with a fixed price, keep something aside for the genuinely unforeseen. On a recent house five per cent is usually enough. On a house from the seventies to nineties, ten per cent. On a pre-war property, fifteen to twenty per cent, because there is more that can be hiding behind the walls.

How we do it

We work with a fixed price for the described work, including demolition, waste removal and making good, with a start and completion date. Meerwerk only arises if you change something or a hidden defect appears, and in both cases you get a price before we continue. Everything is in English, with one point of contact.

You can get a sense of the numbers first with our cost calculator, or look at what was involved in the Haren project, which was stripped back and rebuilt in sixteen weeks.

Frequently asked questions